9140 - 9146 Elk Grove Blvd · Elk Grove, CA 95624

$736,000

4 bd · 4.0 ba · 2,248 sqft · MultiFamily public records · 41 Days on market

Built 1956 0.25 ac lot $327/sqft · 11% above area Est $665k · 11% over

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Why this score? — see what drove the C- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +24.0/30.0
• DSCR +7.7/10.0
• 1% rule +5.3/10.0
• Schools +4.1/10.0
• Livability +3.6/5.0
• ARV discount +2.7/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks

Situated close to Elk Grove's Old Town Plaza. This single story property features (4) 1 bedroom/1 bath units and 4 separate single car garages. Great investment opportunity that has easy access to local shops and the freeway.

Key facts

• 0.25 acre lot
• 3 garage spots
• Built 1956

Tags

• INVESTMENT OPPORTUNITY
• EASY ACCESS TO LOCAL SHOPS
• EASY ACCESS TO FREEWAY

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: Total of about 10 parking spaces; 3-car garage
• Utilities: Natural gas connected; Public sewer (sewer in street); Water with meter on site; Irrigation meter on site
• Home design: Residential income property (quadruplex, apartments); Built in 1956; Single-story
• Construction: Composition roof; Built in 1956
• Exterior features: Composition roof; Regular-shaped lot

Interior

• Kitchen: Free-standing gas oven; Free-standing gas range; Free-standing refrigerator; Appliances may vary by unit
• Bedrooms: Four separate 1-bedroom units
• Flooring: Carpet; Tile; Laminate
• Bathrooms: Four full bathrooms (one in each unit)
• Heating & cooling: Central heating (varies by unit); Wall furnace; Central air conditioning (varies by unit); Wall units; Window units; Ceiling fans
• Interior features: Dual-pane partial windows; One-story property
• Laundry & utility: Laundry arrangements vary by unit

What this means for you Summary

Snapshot

• This is a 4 × 1-bed/1-bath units multifamily listed at $736k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive. Per door: $360/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $736k).
• Recommended offer: $714k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 2.8% in Elk Grove — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 71/100 on livability (#212 in CA) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime B+; Watch: commute F, cost of living F.
• Elk Grove Unified (suburban): math 40% / reading 51% proficiency, ranked #165 of 517 in CA (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents flat; 242 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 6,825 units permitted in Sacramento County in 2024 (1,752 in 5+ unit buildings).
• At $7,555/mo this rent would consume 72% of the median local household income ($125k/yr) (locally 1160% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $5k of loan paydown is wiped out by about $22k of value loss. Plan a longer hold.
• Sacramento County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($714k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $242k; list at $736k implies a 204% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $713,920 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.03% ✓
• Cap rate: 8.64%
• Cash-on-cash: 8.38%
• DSCR: 1.37
• GRM: 8.1

CMA / ARV

• ARV (median comp): $665,445
• List price: $736,000
• Delta: 10.60%
• Verdict: OVERPRICED
• Comps: 18 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9566 Emerald Park Dr	0.42mi	4/4.0	2,100 (-7%)	1mo	$628,000	$299	68
9456 Acapulco Way	0.62mi	4/3.0	2,038 (-9%)	10mo	$662,000	$325	43
8970 - 8972 Laguna Vista Ct	0.72mi	5/4.0 (+1)	1,980 (-12%)	19mo	$694,000	$351	25

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.13% rent growth · sell at horizon

5-year hold

• IRR: -6.6%
• Equity multiple: 0.76×
• Total profit: $-48,996
• Equity at exit: $109,740

10-year hold

• IRR: -0.6%
• Equity multiple: 0.96×
• Total profit: $-7,682
• Equity at exit: $63,636

Cash invested: $206,080 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 18 Strongly Tenant-Friendly
• State California: 18 Strongly Tenant-Friendly · D+13
• County: — inherits STATE
• City: — inherits STATE

AB1482 statewide rent cap (10% + CPI). Cities (SF/LA/Berkeley) layer stricter rules. Just-cause statewide.

Methodology + full state rankings →

ZIP-level market 95624

• Rents YoY: 0.1%
• Active inventory: 242
• Price-to-rent: 32.5×

Monthly cashflow live

• Estimated rent: $7,555 medium
• Mortgage (P&I): −$3,860
• Tax from tax record: −$362 /mo · $4,347/yr
• Insurance: −$307
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,587
• Net cashflow: $1,440

Break-even live

Break-even rent $5,732

Max offer price $736,000

Occupancy floor 76%

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	1	1	$7,556
Total (4 units)			$7,555

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $184,000
• Closing costs: $22,080
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9101 Yount Ct Elk Grove, CA	3.0	2.0	1664	$5,500	$3.31	2d	1	0.22mi
9316 Cruz Ct Elk Grove, CA	4.0	4.0	2908	$5,995	$2.06	43d	1	0.45mi
4917 Aizenberg Cir Elk Grove, CA	3.0	2.0	1468	$2,500	$1.70	43d	1	0.86mi
9650 Mindoka Way Elk Grove, CA	5.0	3.0	2491	$3,900	$1.57	43d	1	0.86mi
9748 Roedell Way Elk Grove, CA	4.0	2.0	2208	$2,995	$1.36	4d	1	0.96mi
9369 Sierra Creek Dr Elk Grove, CA	4.0	3.0	2361	$3,100	$1.31	21d	1	1.38mi

Listing history 17 events

1. 2026-06-18
   days on market $736,000 Active 41 DOM
2. 2026-06-17
   days on market $736,000 Active 40 DOM
3. 2026-06-16
   days on market $736,000 Active 39 DOM
4. 2026-06-15
   days on market $736,000 Active 38 DOM
5. 2026-06-13
   days on market $736,000 Active 36 DOM
6. 2026-06-13
   days on market $736,000 Active 35 DOM
7. 2026-06-09
   days on market $736,000 Active 32 DOM
8. 2026-06-08
   days on market $736,000 Active 31 DOM
9. 2026-06-07
   days on market $736,000 Active 30 DOM
10. 2026-06-05
    days on market $736,000 Active 27 DOM
11. 2026-06-03
    days on market $736,000 Active 26 DOM
12. 2026-06-02
    days on market $736,000 Active 25 DOM
13. 2026-06-01
    days on market $736,000 Active 24 DOM
14. 2026-05-31
    days on market $736,000 Active 23 DOM
15. 2001-09-25
    soldstatus $242,500
16. 2001-09-25
    soldstatus $242,500
17. 1994-05-05
    soldstatus $181,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $4,347 · $362/mo
• Projected year-2 tax: $5,594 · $466/mo
• Expected delta: +$1,246/yr (+$104/mo · 28.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥102°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 25 unhealthy d/yr today · 27 by 30 yrs out

Taxation est. · year 1

• Rental income: $90,660
• − Mortgage interest: −$41,227
• − Property taxes: −$4,347
• − Insurance: −$3,680
• − Repairs & maintenance: −$7,253
• − Management: −$7,253
• − Depreciation: −$21,411
• Taxable income: $5,489
• Est. tax owed @ 24.0%: −$1,317
• After-tax cash flow: $15,961/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Elk Grove Unified
• NCES district ID: 0612330
• Math proficiency: 40% ▼ -5.00%
• Reading proficiency: 51% ▼ -5.00%
• Median HH income: $67,860
• Composite: 40.72/100
• National rank: #3658
• State rank: #165 of 517 in CA

Livability — Elk Grove

• Score: 71/100
• State rank: #212
• US rank: #6681

Category grades

Amenities B Commute F Cost of living F Crime B+ Employment A+ Housing A+ Health & safety B+ User ratings B

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Elk Grove, CA
• County: Sacramento County · 1,539,646 people
• City population: 190,119
• Metro: Sacramento-Roseville-Folsom, CA
• Population (ZIP): 67,630
• Household income: $125,332
• Rent vs Own: 22.7% rent · 77.3% own
• Severe rent burden: 1160.0

Population outlook (Sacramento County) Hauer SSP2

• Today (2025): 1,660,763 people
• By 2030: 1,732,990 · +4.3%
• By 2040: 1,855,755 · +11.7%
• By 2050: 1,941,335 · +16.9%
• By 2075: 2,046,162 · +23.2%
• By 2100: 1,961,444 · +18.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.75)
• Race & ethnicity: White 37% Asian 28% Hispanic / Latino 17% Two or more races 14% Black 8% Pacific Islander 2%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Italian 2% Lithuanian 2% Russian 1%
• Foreign-born: 25% · Vietnam, Canada, China
• Languages at home: 66% English-only · Other Indo-European 7% Spanish 6% Vietnamese 6%

Political lean MEDSL · Sacramento

• 2024 margin: D (+19.7) · D 58.1% · R 38.4% · Other 3.5%
• 2008→2024 swing: +0.7pp no change · 2008: 19.0pp · 2024: 19.7pp
• All cycles: 2024: D+19.7 2020: D+25.3 2016: D+23.7 2012: D+16.3 2008: D+19.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -416.87%
• Current HPI: 308.8294
• Rent YoY: ▲ 0.13%
• Metro: Sacramento-Roseville-Folsom, CA
• State GDP YoY: ▲ 3.21%
• F500 in state: 116

Industry mix (Fortune 500 HQ in CA)

Industry	F500 HQs	Revenue
▸Technology	27	$1,492B
▸Financial Services	3	$174B
▸Retail	3	$44B
▸Insurance	3	$26B
▸Media / Entertainment	2	$115B
▸Pharmaceuticals / Biotech	2	$62B

Price history

+33.6% since first listed

3 events — show timeline

• 2001-09-25 Sold (Public Records) $242,500 Public Records
• 2001-09-25 Sold (Public Records) $242,500 Public Records
• 1994-05-05 Sold (Public Records) $181,500 Public Records

Property tax history

+1.9%/yr

Latest (2025): $4,347 · +0.9% YoY. Source: county tax records.